We were about to retain a conveyancing solicitor in Thornton Cleveleys listed using your comparison tool but have come across some other quotes via the web look less pricey – why is this?
There are plenty of solicitors offering what appear to be very low prices. We would urge you to think long and hard about how much you respect your own move to you are willing to take 'cheap' risks with regard to the quality of the legal work. Many of them highlight a bargain fee as a headline but plant additional charges in the fine print..
We see that you have a search directory identifying law firms on the Barclays conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Thornton Cleveleys?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Thornton Cleveleys.
I had intended to instruct a property lawyer in Thornton Cleveleys for our home move. Our financial adviser informed us that our bank Skipton Building Society won't deal with them. Why is this not regarded as unduly restrictive?
A bank will require a panel conveyancer act for it. Borrowers are expected to meet the charges for this. Do use our directory service to locate a solicitor to conduct conveyancing in Thornton Cleveleys on the Skipton Building Society conveyancing panel.
Have just purchased a probate house at auction in Thornton Cleveleys. Conveyancing is needed. What is next?
Given that you have now for all intents and purposes signed on the dotted line you now have to instruct a conveyancing lawyer quickly as you now have a pending a drop dead date to complete the conveyancing. An auction property will ordinarily have an associated legal pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must hand this to the lawyer working for you as soon as possible. Do make sure that you have funds in order to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Thornton Cleveleys conveyancing practitioner on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
My offer was accepted on a property in Thornton Cleveleys on 12/3/2025, valuation was booked five days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Me and my brother have a terraced Victorian property in Thornton Cleveleys. Conveyancing lawyer represented me and Leeds Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Thornton Cleveleys and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who carried out the work.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Thornton Cleveleys is the location of the property. What do you suggest?
Flying freeholds in Thornton Cleveleys are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Thornton Cleveleys you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thornton Cleveleys may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.